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Property profile & analytics
OFF-MARKET
Estimated value
$20,240,000
Manufacturing properties
253 Allen Ave San Dimas, CA 91773-1439
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8787384
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1979
Construction
TILT-UP CONCRETE
Total area
90,948 SF
Lot
4.93 ac (214,946 SF)
Zoning code
SDM1*
APN
8392-012-023
UPID
US09-8787384
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Foam Design Group Inc Big Box & Wholesale Store
-
EDWIN ALEGRIA Industrial Manufacturer Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.24M
Owner & transaction history
Mw Rh 2 San Dimas Owner LLC · 4 yrs held
Mw Rh 2 San Dimas Owner LLC
since 2022
Last sale
$22.5M
5 recorded transactions
Zoning & alternative use
SDM1* · San Dimas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$29.3M
+18.7%
Commercial (general)
$28.1M
+13.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs San Dimas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Dimas submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$19,615,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,715,000
6.5%
$16,350,000
7%
$15,185,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$24,715,000
Current use
OFFICE BUILDING
$29,345,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$28,100,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$20.24M
Range $18.22M – $22.26M · ±10% · vs last sale $22.50M (May 3 2022)
Last sale anchor
$22.50M
May 3 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$223 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$284,216
Tax year 2024
Assessed value
$23,408,999
Assessed 2024
Previous assessed
$23,408,999
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$15,602,878
Assessed improvement
$7,806,121
Applied tax rate
12.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
4
Stories
1
Total area
90,948 SF
Lot
4.93 ac (214,946 SF)
Zoning code
SDM1*
APN
8392-012-023
UPID
US09-8787384
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SDM1* · San Dimas, CA
Zoning SDM1* · permitted uses
SDM1* · San Dimas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Dimas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$24.7M
OFFICE BUILDING
Est. value
$29.3M
COMMERCIAL (GENERAL)
Est. value
$28.1M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
4
Lot
4.93 ac
Current owner
From public records · entity-resolved
Mw Rh 2 San Dimas Owner LLC
Entity
Mailing address
1999 AVE OF THE STARS STE #2500, LOS ANGELES, CA 90067-6028
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2022
$22,500,000
Mw Rh 2 San Dimas Owner LLC
Jay Steven Patti
Grant Deed
$15,950,000 · American Family Life Assurance Comp
Oct 31, 2014
—
Mann,peter C Family Trust
San Dimas Freeway Business Par
Quit Claim Deed
—
Oct 31, 2014
$10,500,000
Patti,jay S 2012 Trust
Mann Peter C Family Trust
Grant Deed
—
Dec 29, 2004
$7,722,500
San Dimas Freeway Busn Park
Ted R Cooper Properties
Grant Deed
$4,750,000 · Foothill Independent Bank
—
—
San Dimas Business Park
—
Deed Of Trust
related
$1,200,000 · Sun Life Assurance Co Canada
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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